Price band
$800K – $2M
- Active
- 3278
- Median PPSF
- $384
- Median DOM
- 61days
Weekly signal
Last 13 weeks
3278 active listings; median days on market 61 days. The bridge tier: luxury-adjacent entry, broadest active pool.
Yong's Weekly Read
May 18 to 24
Phoenix metro · Supply pulse · Yong's read
At a glance
The week, in six numbers.
New listings
2,433
-4.2%WoW+18.4%YoY
4-week average
2565.0
Smoothed signal
52-week average
2186.7
Long-run baseline
Week-over-week
-4.2%
vs prior ISO week
Year-over-year
+18.4%
vs same week last year
Months of supply
3.2mo
Trailing 12 · sellers
The read
Week of May 18-24, 2026, in Yong's words.
Phoenix metro recorded 2,433 new listings in the ISO week ending 2026-05-24, a count that pulled back -4.2% versus the prior week. Compared to the same calendar week one year ago, the count printed 18.4% above that mark, a meaningful divergence from the year-ago baseline.
The week ran 5.1% below the trailing 4-week average of 2565.0 listings and 11.3% above the 52-week long-run baseline of 2186.7. Across the full 12-week window the supply pulse eased 12.9%, a directional move the chart picks up below.
Recent absorption pace puts months-of-supply at 3.2 months on the trailing-3-month gauge, with the long-run trailing-12 gauge at 3.2. By that ratio the metro classifies as a seller’s market, the gauge below telegraphs where the metro sits on the buyer-to-seller spectrum.
Inside the latest closed cohort, negotiation pressure tilted modestly toward buyers: 11.7% of closings printed above list, 48.0% below. Sellers showed real concession discipline; 36% of closed listings cut their list price before going pending.
Written by
Yong Choi
Global Real Estate Advisor
Luxury bands · price per sqft, days on market, closings
The price arc, band by band.
Active snapshot · 2026-09-02
Price band
$2M – $5M
- Active
- 917
- Median PPSF
- $677
- Median DOM
- 84days
Weekly signal
Last 13 weeks
917 active listings; median days on market 84 days. The most actively transacting luxury band.
Price band
$5M – $10M
- Active
- 214
- Median PPSF
- $1,056
- Median DOM
- 90days
Weekly signal
Last 13 weeks
214 active listings; median days on market 90 days. Selective inventory; representation-driven, longer time horizons.
Price band
$10M+
- Active
- 78
- Median PPSF
- $1,516
- Median DOM
- 154days
Weekly signal
Last 13 weeks
78 active listings; median days on market 154 days. Ultra-luxury; off-market share is meaningful, so the published count understates true activity.
Active ÷ trailing closings · Phoenix metro
Months of supply.
Seller’s market
Phoenix metro · 3-month gaugeBuyer-leaningBalancedSeller-leaning
Strong buyers
Buyers
Balanced
Sellers
Strong sellers
↑ 3.19 mo
3-month gauge
3.19mo
Most current. Closings T3M
12-month gauge
3.20mo
Long-run. Closings T12M
Active inventory
27,924
IDX-displayable across the metro
Inventory clears faster than the year’s average pace. Sellers retain leverage on well-priced listings.
From supply to the deal
What sellers gave.
What buyers paid.
Negotiation pulse
What the gap looked like.
Monthly snapshot · August 2026
Median gap to list
At list
Steadyvs prior
Closed sale ÷ list
Closed over asking
11.7%
Share of closings
Closed below asking
48.0%
Share of closings
Buyers are paying at or above list. A thin negotiation window.
Sellers blinking
Reductions inside the close pool.
Monthly snapshot · August 2026 · n = 7,859 closings
Closings with a reduction
36.0%
At least one cut from list
Typical reduction depth
4.8%
Median net change from original list
Sellers are giving ground on a meaningful share of listings. Selective buyer leverage.
How we read the market
Three inputs.
- 01
Recorded market transactions
1.84M Valley records · refreshed every 4 hours
The full set of recorded listing-and-sale transactions across the Valley. Source-of-record for headline volume + closed-price stats.
- 02
Public deed filings
County recorder · weekly cross-reference
Captures recorded transactions that weren’t publicly listed, including off-market trades, intra-family transfers, and entity-to-entity sales.
- 03
Private RLSIR registry
Off-market trades facilitated by the network
Yong’s and the Russ Lyon Sotheby’s International Realty network’s direct knowledge of pocket trades, club-membership-driven transfers, and pre-listing introductions.
Weekly cadence reports the supply pulse (new-listing cadence + rolling averages) at metro granularity. Monthly cadence reports the full stat suite: median price-per-sqft, median days-on-market, transaction volume, and inventory tier breakdown. Adjustments are noted inline where applicable.